So here is what happened. I was doing an inspection of the plumbing in my house for an exam during my pre-licensing process. I observed standing water around the furnace/ waterheater by the drain. Like way more than would be normal for general condensation. After investigating I found an active water leak in the copper pipe for the hot water coming out of the heater.
I immediately went to close the water valve and could not, (at least at first), get the valve to close.
Short story I got the valve closed and got the waterheater shut off as per instructions from the plumber i got ahold of. However I wondered how would this situation be handled if I were on the field and did not have access to all the tools i have here at home.
I want to see what you all would do in a sitation like this in a clients home?
Never operate any valves. Take photographs and move on. Not my circus.
As soon as you touch a valve, the homeowner is going to say you created the leak.
You open yourself up to problems when you try and open/close any valves.
Agreed.
However, in state of good repair inspections and commercial inspections (not homes for sale) I do operate valves, with the disclaimer clearly understood condition that I’m looking to expose existing weaknesses during the day and at a time when calling in a service call is reasonable, to lower the risk of an expensive failure later. Then it’s part of the deal.
Thank you for the reply! I will take that advice and leave the information to the report for escalation.
Sometimes you operate a valve that’s really sticky, like the one you described, and you’ll break it and you’ll really have a mess on your hands.
Your job is to report on the defect and make a recommendation.
such as “An active leak was found in a cooper supply pipe from the water heater. See the picture(s) for the exact location. I recommend further evaluation and any needed repairs by a licensed plumbing contractor.”
What I do and have done a couple of times in the past 20 years is first document the crud out of it as quickly as possible. If it is something I can mitigate quickly without activate individual fixture valves I will. For example the faucet for a washing machine is leaking out of the spigot due to a bad seal, and there is no washer connected, I’ll hook my hose up (used for testing these faucets) and feed it into the drain. Then I’ll call the RE Salespeople and client to advise them and continue with the rest of the inspection.
In your example a leaking pipe I will just shut the water down at the water meter if it is accessible, or the house side main shut-off if the meter valve is not accessible. Again I call those mentioned above and also advise my client that anything dealing with water can not be tested as a result.
One of those times there was a toilet valve on the first floor (slab) home leaking so bad that on my arrival and initial pass around the home it was obvious and flowing out of the brick weepholes and under brick where gaps were present. Went right to the water meter and shut it down immediately. I called as stated and advised RE Salespeople I would not be entering the home until one of them arrived. Sure as hell not going to get the blame for something I did not do. When we entered most of the first floor had been flooded. It was an empty home so it must have been occurring for some time.
I never touch fixture valves since so many are never operated and doing so Murphy’s Law would most likely kick in and no problem or a small problem may become serious quickly when it fails and breaks.
The golden rule:
Take BEFORE and AFTER wide and NARROW pictures before touching ANYTHING. If you’re going out on the edge and moving a valve you want BEFORE and AFTER and be able to articulate WHY.
Report the leak in the report and call the Listing Agent and inform them.
I’ve found different things through the years that I considered needed attention and will document the defect, call the listing agent, and document that I called them and that I either left a VM, Text, or talked to them and informed them of the situation.
Many times, I have found windows or door that I couldn’t get locked, it’s my company’s policy to never leave a house unsecured and if I have no choice, again, I inform the LA and document it.
And I’m evidently of the few inspectors who does test valves, I always test the main shut-off valve, the WH and any hose bib valves. I want to find the issue for my client if one exists, especially in the event of an emergency. In 21 years, I’ve only had one issue where it started leaking pretty bad, I called the LA, she thanked me for notifying her and said she would contact the owners to have it taken care of it.
You first and foremost, do not operate valves unless you have written permission to do so! NEVER!!! I LET REALESTATE AGENTS DO IT!
The reason you had difficulty operating the valve is back pressure.
Follow this sequence.
1: Open the kitchen faucet let the water moderately flow. Someone remains in the kitchen to insure the sink does not flood.
2: Open the top most bathroom sink and tub faucets. Moderately allow water to flow. Someone remains in the bathroom to insure there are no accidents.
3: Turn off the main water shutoff valve. Ask everyone is the water running in the kitchen and upstairs bathroom.
4: Now attempt to stop the leak in the hot water piping.
Just my own policy is that I don’t operate any valves. I notify the client, BA and or LA that all utilities should been own prior to the inspection. If I arrive for the inspection and the water is not on, someone besides me is going to turn it on. One hard lesson from an inspection not related to me, the inspector and BA went into a vacant house. The water was off but the inspector took upon himself to turn it on without a thorough look see. Turns out the laundry hookups were wide open. Major flooding installed on new hardwood flooring. Inspector and BA had to flip the bill on that one.
That said, if I see an active leak I will note it and let either the BA or LA know that it’s an issue that needs immediate attention. But I won’t touch the valve.
If we find something going on that could cause additional damage to the home, we first call the listing agent and or their office and let them know. We let them handle it. Yes, we do take pictures of the issue. We have cut off water at the main cutoff and we have turned off the gas at a gas meter in the past. You do what you can do and feel safe doing!
Thank you for your response and the responses from everyone else reading this reply!
I feel more educated to the reasoning behind these discussions!
I did what Scott does.
If I find an active leak, that’s actively damaging the home, I will shut it off at the street or appliance or remove power to the well pump.
THEN, I will call the listing agent for advice.
I have run into this with a washing machine that was not holding off water. The tub was filled and it tripped the breaker. There was water flowing against the baseboards that ran out once the tub overflowed. The valve on the laundry connection was also no good.
Stop the bleeding I say, then worry about the proper procedure.